[Amended 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all OSM Open Space Management Districts, the following regulations
shall apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-6
|
Forestry
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
H-9
|
Temporary Community Event
|
B.
Area, dimensional and impervious surface requirements. The following
regulations shall apply to all uses:
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115]
In all RP Resource Protection Districts, the following regulations
shall apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-2
|
Riding Academy/Boarding Stable
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support Services
|
|
A-6
|
Forestry
|
|
B-1
|
Single-Family Detached Dwelling
|
|
B-7
|
Single-Family Detached Cluster
|
|
B-11
|
Guest House/Bed-and-Breakfast
|
|
B-13
|
Private Camp/Cottage Development
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-7
|
Golf Course
|
|
E-16
|
Recreational Campsites
|
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spas/Hot Tubs
|
|
H-8
|
Residential Accessory Dwelling
|
|
H-9
|
Temporary Community Events
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
|
A-7
|
Nursery and Greenhouse
|
|
B-8
|
Residential Conversion
|
|
C-1
|
Place of Worship
|
|
C-2
|
School
|
|
C-3
|
Commercial School
|
|
C-12
|
Cemetery
|
|
C-14
|
Private Club
|
|
F-1
|
Utility Operating Facility
|
|
F-3
|
Telecommunications Facility
|
|
H-4
|
Temporary Structures and Vehicles
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply:
|
Single-Family Detached Dwelling: B-1
| |||
|
Minimum lot area
|
3 acres
| ||
|
Minimum open space ratio
|
—
| ||
|
Maximum impervious surface ratio
|
0.10
| ||
|
Minimum lot width at building setback line
|
250 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
30 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
Single-Family Detached Cluster: B-7 (1)
| |||
|
Minimum lot area
|
30,000 square feet
| ||
|
Minimum open space ratio
|
0.75
| ||
|
Maximum impervious surface ratio
|
0.10
| ||
|
Maximum density (du/acre of base site area)
|
0.30
| ||
|
Minimum lot width at building setback line
|
125 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
20 feet
| ||
|
Rear
|
50 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
All other principal (not accessory) uses (2)
| |||
|
Minimum lot area
|
3 acres
| ||
|
Maximum impervious surface ratio
|
0.10
| ||
|
Minimum lot width at building setback line
|
250 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
30 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
NOTES:
| |
|
(1)
|
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
|
|
(2)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
[Amended 6-9-1992 by Ord.
No. 70; 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all RA Residential Agricultural Districts, the following
regulations shall apply.
A.
Permitted uses. A building may be erected or altered to be used,,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-2
|
Riding Academy/Boarding Stable
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support Services
|
|
A-6
|
Forestry
|
|
A-7
|
Nursery/Greenhouse
|
|
B-1
|
Single-Family Detached Dwelling
|
|
B-7
|
Single-Family Detached Cluster
|
|
B-11
|
Guest House/Bed-and-Breakfast
|
|
B-13
|
Private Camp/Cottage Development
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-7
|
Golf Course
|
|
E-16
|
Recreational Campsites
|
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spas/Hot Tubs
|
|
H-8
|
Residential Accessory Dwelling
|
|
H-9
|
Temporary Community Events
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
|
B-3
|
Twin Dwelling
|
|
B-4
|
Duplex Dwelling
|
|
B-8
|
Residential Conversion
|
|
C-1
|
Place of Worship
|
|
C-2
|
School
|
|
C-3
|
Commercial School
|
|
C-9
|
Day Care Center
|
|
C-10
|
Nursing Home
|
|
C-12
|
Cemetery
|
|
C-14
|
Private Club
|
|
D-3
|
Veterinary Office or Clinic
|
|
E-21
|
Commercial Kennel
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
H-4
|
Temporary Structures and Vehicles
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply:
|
Single-Family Detached Dwelling: B-1
| |||
|
Minimum lot area
|
2 acres
| ||
|
Minimum open space ratio
|
—
| ||
|
Maximum impervious surface ratio
|
0.15
| ||
|
Minimum lot width at building setback line
|
200 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
30 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
Single-Family Detached Cluster: B-7 (1)
| |||
|
Minimum lot area
|
30,000 square feet
| ||
|
Minimum open space ratio
|
0.65
| ||
|
Maximum impervious surface ratio
|
0.15
| ||
|
Maximum density (du/acre of base site area)
|
0.45
| ||
|
Minimum lot width at building setback line
|
125 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
20 feet
| ||
|
Rear
|
50 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
All other principal (not accessory) uses (2)
| |||
|
Minimum lot area
|
3 acres
| ||
|
Maximum impervious surface ratio
|
0.15
| ||
|
Minimum lot width at building setback line
|
200 feet
| ||
|
Yards
| |||
|
Front:
|
50 feet
| ||
|
Side (each)
|
30 feet
| ||
|
Rear:
|
75 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
NOTES:
| |
|
(1)
|
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
|
|
(2)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
[Amended 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all R Residential Districts, the following regulations shall
apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-2
|
Riding Academy/Boarding Stable
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support Services
|
|
A-6
|
Forestry
|
|
A-7
|
Nursery/Greenhouse
|
|
B-1
|
Single-Family Detached Dwelling
|
|
B-7
|
Single-Family Detached Cluster
|
|
B-13
|
Private Camp/Cottage Development
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-7
|
Golf Course
|
|
C-13
|
Municipal Building
|
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spas/Hot Tubs
|
|
H-8
|
Residential Accessory Dwelling
|
|
H-9
|
Temporary Community Events
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
|
B-3
|
Twin Dwelling
|
|
B-4
|
Duplex Dwelling
|
|
B-8
|
Residential Conversion
|
|
B-11
|
Guest House/Bed-and-Breakfast
|
|
C-1
|
Place of Worship
|
|
C-2
|
School
|
|
C-3
|
Commercial School
|
|
C-9
|
Day-Care Center
|
|
C-12
|
Cemetery
|
|
C-14
|
Private Club
|
|
E-16
|
Recreational Campsites
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
H-4
|
Temporary Structures and Vehicles
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply:
|
Single-Family Detached Dwelling: B-1
| |||
|
Minimum lot area
|
2 acre
| ||
|
Minimum open space ratio
|
—
| ||
|
Maximum impervious surface ratio
|
0.20
| ||
|
Minimum lot width at building setback line
|
150 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
25 feet
| ||
|
Rear
|
50 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
Single-Family Detached Cluster: B-7 (1)
| |||
|
Minimum lot area
|
20,000 square feet
| ||
|
Minimum open space ratio
|
0.50
| ||
|
Maximum impervious surface ratio
|
0.20
| ||
|
Maximum density (du/acre of base site area)
|
0.90
| ||
|
Minimum lot width at building setback line
|
110 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (total; minimum of 10 feet each)
|
35 feet
| ||
|
Rear
|
35 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
All other uses (2)
| |||
|
Minimum lot area
|
2 acres
| ||
|
Maximum impervious surface ratio
|
0.15
| ||
|
Minimum lot width at building setback line
|
150 feet
| ||
|
Yards
| |||
|
Front
|
50 feet
| ||
|
Side (each)
|
25 feet
| ||
|
Rear
|
50 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
NOTES:
| |
|
(1)
|
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
|
|
(2)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121]
In all VC Village Center Districts, the following regulations
shall apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-6
|
Forestry
|
|
B-1
|
Single-Family Detached Dwelling
|
|
B-2
|
Village House
|
|
B-3
|
Twin Dwelling
|
|
B-4
|
Duplex Dwelling
|
|
B-5
|
Townhouse Dwelling
|
|
B-6
|
Multi-family Dwelling
|
|
B-9
|
Senior Citizen Housing
|
|
C-1
|
Place of Worship
|
|
C-4
|
Library or Museum
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-8
|
Community Center
|
|
C-9
|
Day-Care Services
|
|
C-12
|
Cemetery
|
|
C-13
|
Municipal Building
|
|
C-14
|
Private Club
|
|
D-1
|
Office
|
|
D-2
|
Medical Office
|
|
D-3
|
Veterinary Office
|
|
E-1
|
Retail Trade and Service
|
|
E-3
|
Financial Establishment
|
|
E-4
|
Eating Place
|
|
E-8
|
Entertainment
|
|
E-14
|
Specialty Shopping Center
|
|
E-15
|
Funeral Home
|
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spas/Hot Tubs
|
|
H-8
|
Residential Accessory Dwelling
|
|
H-9
|
Temporary Community Events
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
|
A-5
|
Agricultural Support Services and Retail
|
|
B-8
|
Residential Conversion
|
|
B-11
|
Guest House/Bed-and-Breakfast
|
|
C-2
|
School
|
|
C-3
|
Commercial School
|
|
C-10
|
Nursing Home
|
|
C-11
|
Hospital
|
|
E-5
|
Eating Place, Drive-Through and Fast-Food
|
|
E-6
|
Repair Shop
|
|
E-9
|
Service Station
|
|
E-10
|
Auto Sales
|
|
E-17
|
Convenience Store
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
G-4
|
Contractor Service
|
|
G-12
|
Warehouse
|
|
H-4
|
Temporary Structures and Vehicles
|
|
H-10
|
Regulated Storage Tank, only in conjunction with uses E-9, G-4
or G-12
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply:
|
Single-Family Detached Dwelling: B-1
|
(1)
|
(2)
| ||
|
Minimum lot area
|
1 acre
|
15,000 square feet
| ||
|
Maximum impervious surface ratio
|
0.20
|
0.35
| ||
|
Minimum lot width at building setback line
|
175 feet
|
100 feet
| ||
|
Yard
| ||||
|
Front
|
75 feet
|
50 feet
| ||
|
Side (each/total)
|
30 feet
|
10 feet/30 feet
| ||
|
Rear
|
75 feet
|
25 feet
| ||
|
Maximum building height
|
35 feet
|
35 feet
| ||
|
Village House: B-2 (2)
| ||||
|
Minimum lot area
|
8,000 square feet
| |||
|
Maximum impervious surface ratio
|
0.40
| |||
|
Minimum lot width at building setback line
|
50 feet
| |||
|
Yards
| ||||
|
Front
|
15 feet
| |||
|
Side (each/total)
|
5 feet minimum/20 feet total
| |||
|
Rear
|
45 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
Twin House: B-3 (2)
| ||||
|
Minimum lot area per dwelling unit
|
6,000 square feet
| |||
|
Maximum impervious surface ratio
|
0.40
| |||
|
Minimum lot width at building setback line
|
50 feet
| |||
|
Yards
| ||||
|
Front
|
30 feet
| |||
|
Side (one side only)
|
15 feet
| |||
|
Rear
|
30 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
Duplex House: B-4 (2)
| ||||
|
Minimum lot area per dwelling unit
|
6,000 square feet
| |||
|
Maximum impervious surface ratio
|
0.40
| |||
|
Minimum lot width at building setback line
|
100 feet
| |||
|
Yards
| ||||
|
Front
|
30 feet
| |||
|
Side (each)
|
30 feet
| |||
|
Rear
|
30 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
Townhouse Dwelling: B-5 (2)
| ||||
|
Minimum tract size for townhouse development
|
10 acres
| |||
|
Maximum net density (units per base site area)
|
4 du/acre
| |||
|
Minimum required open space ratio
|
0.40
| |||
|
Minimum lot width for tract
|
300 feet
| |||
|
Setbacks at the perimeter of the tract
| ||||
|
Front
|
100 feet
| |||
|
Side
|
75 feet
| |||
|
Rear
|
75 feet
| |||
|
Maximum impervious surface ratio
|
0.50
| |||
|
Minimum lot area per dwelling unit
|
2,500 square feet
| |||
|
Minimum lot width at building setback line
|
25 feet
| |||
|
Yards
| ||||
|
Front
|
20 feet
| |||
|
Side (on end units only)
|
10 feet
| |||
|
Rear
|
25 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
Multi-Family Dwelling: B-6 and Senior Citizen Housing:
B-9 (2)
| ||||
|
Minimum tract size for multi-family development
|
10 acres
| |||
|
Maximum net density (units per base site area)
|
4 du/acre
| |||
|
Minimum required open space ratio
|
0.40
| |||
|
Minimum lot width for tract
|
300 feet
| |||
|
Setbacks at the perimeter of the tract
| ||||
|
Front
|
100 feet
| |||
|
Side
|
75 feet
| |||
|
Rear
|
75 feet
| |||
|
Maximum impervious surface ratio
|
0.50
| |||
|
Minimum lot area per dwelling unit
|
2,000 square feet
| |||
|
Yards
| ||||
|
Front
|
20 feet
| |||
|
Side (on end units only)
|
10 feet
| |||
|
Rear
|
35 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
Office and Retail Uses: D-1, D-2, D-3, E-1, E-3, E-4,
E-8 (2)
| ||||
|
Minimum lot area
|
20,000 square feet
| |||
|
Maximum impervious surface ratio
|
0.70
| |||
|
Maximum building coverage
|
0.30
| |||
|
Minimum lot width at building setback line
|
100 feet
| |||
|
Yards
| ||||
|
Front
|
50 feet
| |||
|
Side (each)
|
20 feet
| |||
|
Rear
|
25 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
All other uses (3)
| ||||
|
Minimum lot area
|
1 acre
| |||
|
Maximum impervious surface ratio
|
0.70
| |||
|
Minimum lot width at building setback line
|
175 feet
| |||
|
Yards
| ||||
|
Front
|
75 feet
| |||
|
Side (each)
|
30 feet
| |||
|
Rear
|
75 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
NOTES:
| |
|
(1)
|
If served by on-lot sewer and water service.
|
|
(2)
|
Approved centralized private or public water supply and centralized
private or public sewer system required.
|
|
(3)
| |
[1]
Editor's Note: Former Section 606, VC-1 Village Center I,
which immediately followed this section, was deleted 11-9-1994 by
Ord. No. 79.
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all C Commercial Districts, the following regulations shall
apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support Services
|
|
A-6
|
Forestry
|
|
C-1
|
Place of Worship
|
|
C-4
|
Library or Museum
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-8
|
Community Center
|
|
C-9
|
Day-Care Services
|
|
C-12
|
Cemetery
|
|
C-13
|
Municipal Building
|
|
C-14
|
Private Club
|
|
D-1
|
Office
|
|
D-2
|
Medical Office
|
|
D-3
|
Veterinary Office
|
|
E-1
|
Retail Trade and Service
|
|
E-2
|
Large Retail Store
|
|
E-3
|
Financial Establishment
|
|
E-4
|
Eating Place
|
|
E-6
|
Repair Shop
|
|
E-7
|
Hotel/Motel
|
|
E-8
|
Entertainment
|
|
E-9
|
Service Station
|
|
E-10
|
Automotive Sales
|
|
E-11
|
Automotive Body Repair and Paint Shop
|
|
E-12
|
Car Wash
|
|
E-13
|
Shopping Center
|
|
E-14
|
Specialty Shopping Center
|
|
E-15
|
Funeral Home
|
|
E-17
|
Convenience Store
|
|
E-19
|
Mini-Warehouse
|
|
E-22
|
Medical Marijuana Dispensary Facility
[Added 1-19-2017 by Ord.
No. 163] |
|
G-6
|
Building Materials Sales
|
|
G-13
|
Light Equipment Sales and Storage
|
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spas/Hot Tubs
|
|
H-9
|
Temporary Community Event
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
|
B-1
|
Single-Family Detached Dwelling
|
|
B-9
|
Senior Citizen Housing
|
|
B-11
|
Guest House/Bed-and-Breakfast
|
|
C-2
|
School
|
|
C-3
|
Commercial School
|
|
C-5B
|
Public and Nonprofit Recreational Facility/Shooting Range and
Quasi-Military Games
|
|
C-6
|
Private Recreational Facility
|
|
C-10
|
Nursing Home
|
|
C-11
|
Hospital
|
|
E-5
|
Eating Place, Drive-Through
|
|
E-18
|
Adult Entertainment
|
|
E-20
|
Flea Market
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
G-1
|
Manufacturing
|
|
G-2
|
Research
|
|
G-3
|
Wholesale
|
|
G-4
|
Contractor Services
|
|
G-7
|
Truck Terminal
|
|
G-12
|
Warehouse
|
|
G-22
|
Nonregulated Pipeline
[Added 2-19-2015 by Ord.
No. 157] |
|
H-3
|
Outside Storage
|
|
H-4
|
Temporary Structures and Vehicles
|
|
H-10
|
Regulated Storage Tank, only in conjunction with uses E-9 and
all permitted G uses in this district
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply:
|
Single-Family Detached Dwelling: B-1
|
(1)
|
(2)
| ||
|
Minimum lot area
|
1 acre
|
15,000 square feet
| ||
|
Maximum impervious surface ratio
|
0.20
|
0.35
| ||
|
Minimum lot width at building setback line feet
|
175 feet
|
100
| ||
|
Yards
| ||||
|
Front
|
75 feet
|
50 feet
| ||
|
Side (each/total)
|
30 feet
|
10 feet/30 feet
| ||
|
Rear
|
75 feet
|
25 feet
| ||
|
Maximum building height
|
35 feet
|
35 feet
| ||
|
Shopping Center: E-13
| ||||
|
Minimum lot area
|
10 acres
| |||
|
Maximum impervious surface ratio
|
0.70
| |||
|
Maximum building coverage
|
0.20
| |||
|
Minimum lot width at building setback line
|
500 feet
| |||
|
Yards
| ||||
|
Front
|
100 feet
| |||
|
Side (each)
|
75 feet
| |||
|
Rear
|
60 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
All other uses (1)
| ||||
|
Minimum lot area
|
20,000 square feet
| |||
|
Maximum impervious surface ratio
|
0.70
| |||
|
Maximum building coverage
|
0.30
| |||
|
Minimum lot width at building setback line
|
100 feet
| |||
|
Yards
| ||||
|
Front
|
50 feet
| |||
|
Side (each)
|
25 feet
| |||
|
Rear
|
25 feet
| |||
|
Maximum building height
|
35 feet
| |||
|
NOTES:
| |
|
(1)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
|
(2)
|
Approved centralized private or public water supply and centralized
private or public sewer system required.
|
[Amended 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 5-20-2009 by Ord. No. 137]
In all I Industrial Districts, the following regulations shall
apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-2
|
Riding Academy/Boarding Stable
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support. Services
|
|
A-6
|
Forestry
|
|
C-3
|
Commercial School
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-9
|
Day Care Service
|
|
C-13
|
Municipal Building
|
|
C-14
|
Private Club Facility
|
|
D-1
|
Office
|
|
D-2
|
Medical Office
|
|
D-3
|
Veterinary Office
|
|
E-11
|
Automotive Body Repair and Paint Shop
|
|
E-19
|
Mini-Warehouse
|
|
G-1
|
Manufacturing
|
|
G-2
|
Research
|
|
G-3
|
Wholesale
|
|
G-4
|
Contractor Services
|
|
G-6
|
Building Materials Sales
|
|
G-7
|
Truck Terminal
|
|
G-8
|
Food Processing
|
|
G-12
|
Warehouse
|
|
G-16
|
Heavy Equipment Sales and Storage
|
|
G-17
|
Truck Sales
|
|
G-23
|
Medical Marijuana Growing/Processing Facility
[Added 1-19-2017 by Ord.
No. 163] |
|
H-1i
|
No-Impact Home-Based Business
|
|
H-3
|
Outside Storage
|
|
H-9
|
Temporary Community Event
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
|
B-1
|
Single-Family Detached Dwelling
|
|
B-12
|
Mobile Home Park
|
|
C-5B
|
Public and Nonprofit Recreational Facility/Shooting Range and
Quasi-Military Games
|
|
C-6
|
Private Recreational Facility
|
|
E-6
|
Repair Shop
|
|
E-9
|
Service Station
|
|
E-21
|
Commercial Kennel
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
G-5
|
Fuel Storage and Distribution
|
|
G-9
|
Solid Waste Facility
|
|
G-10
|
Junkyard
|
|
G-13
|
Light Equipment Sales and Storage
|
|
G-19
|
Recovery of Subsurface Oil and Gas Deposits[1]
|
|
G-20
|
Oil or Natural Gas Compressor Station
[Added 2-19-2015 by Ord.
No. 157] |
|
G-21
|
Oil or Natural Gas Processing Facility
[Added 2-19-2015 by Ord.
No. 157] |
|
G-22
|
Nonregulated Pipeline
[Added 2-19-2015 by Ord.
No. 157] |
|
H-4
|
Temporary Structures and Vehicles
|
|
H-10
|
Regulated Storage Tank, only in conjunction with uses E-9 and
all permitted G uses in this district
|
|
H-15
|
Wellhead Compressor
[Added 2-19-2015 by Ord.
No. 157] |
[1]
Editor's Note: Ordinance No. 137, adopted 5-20-2009, provided
that:
In the event that any court of competent jurisdiction declares
Ord. No. 126 and/or Ord. No. 129 to be invalid or unconstitutional,
and refuses to sever any of the provisions of such ordinances, § 234-45.A(2)
of the Zoning Ordinance shall be amended to permit use G-19, Recovery
of Subsurface Oil and Gas Deposits, as a principal use upon conditional
use approval.
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply(1):
|
All uses except for use B-12:
| |||
|
Minimum lot area
|
3 acres
| ||
|
Maximum building coverage
|
0.25
| ||
|
Maximum impervious surface ratio
|
0.40
| ||
|
Minimum lot width at building setback line
|
250 feet
| ||
|
Yards
| |||
|
Front
|
100 feet
| ||
|
Side (each/total)(2)
|
50 feet
| ||
|
Rear
|
100 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
Mobile Home Park: B-12(3)
| |||
|
Minimum tract size for mobile home park development
|
10 acres
| ||
|
Maximum net density (units per base site area)
|
4 du/acre
| ||
|
Minimum required open space ratio
|
0.25
| ||
|
Minimum lot width for tract
|
300 feet
| ||
|
Setbacks at the perimeter of the tract
| |||
|
Front
|
100 feet
| ||
|
Side
|
75 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum impervious surface ratio
|
0.50
| ||
|
Minimum lot area per dwelling unit
|
2,500 square feet
| ||
|
Minimum distance between units
|
30 feet
| ||
|
Maximum building height
|
25 feet
| ||
|
NOTES:
| |
|
(1)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
|
(2)
|
All yards shall be 100 feet where the proposed use abuts a residential
district.
|
|
(3)
|
Approved centralized private or public water supply and centralized
private or public sewer system required.
|
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all LI Limited Industrial Districts, the following regulations
shall apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
A-1
|
Agriculture and Horticulture
|
|
A-2
|
Riding Academy/Boarding Stable
|
|
A-3
|
Noncommercial Kennel
|
|
A-4
|
Agricultural Sales/Farm Stands
|
|
A-5
|
Agricultural Support Services
|
|
A-6
|
Forestry
|
|
B-1
|
Single-Family Detached Dwelling
|
|
C-5A
|
Public and Nonprofit Recreational Facility
|
|
C-13
|
Municipal Building
|
|
G-2
|
Research
|
|
G-3
|
Wholesale
|
|
G-4
|
Contractor Services
|
|
G-6
|
Building Materials Sales
|
|
G-8
|
Food Processing
|
|
G-12
|
Warehouse
|
|
G-13
|
Light Equipment Sales and Storage
|
|
G-16
|
Heavy Equipment Sales and Storage
|
|
G-17
|
Truck Sales
|
|
G-23
|
Medical Marijuana Growing/Processing Facility
[Added 1-19-2017 by Ord.
No. 163] |
|
H-1
|
Home Occupation
|
|
H-1h
|
Other Home Occupations
|
|
H-1i
|
No-Impact Home-Based Business
|
|
H-2
|
Residential Accessory Structure
|
|
H-3
|
Outside Storage
|
|
H-5
|
Swimming Pool
|
|
H-6
|
Recreational Vehicle
|
|
H-7
|
Spa/Hot Tub
|
|
H-9
|
Temporary Community Event
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
|
B-12
|
Mobile Home Park
|
|
C-5B
|
Public and Nonprofit Recreational Facility/Shooting Range and
Quasi-Military Games
|
|
C-6
|
Private Recreational Facility
|
|
D-1
|
Office
|
|
E-6
|
Repair Shop
|
|
E-9
|
Service Station
|
|
E-21
|
Commercial Kennel
|
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
G-1
|
Manufacturing
|
|
G-9
|
Solid Waste Facility
|
|
G-10
|
Junkyard
|
|
H-4
|
Temporary Structures and Vehicles
|
|
H-10
|
Regulated Storage Tank, only in conjunction with uses E-9 and
all permitted G uses in this district
|
B.
Area, dimensional, open space and impervious surface requirements.
The following regulations shall apply for all uses except for Use
B-12, mobile home park(1):
|
All uses except for use B-12:
| |||
|
Minimum lot area
|
3 acres
| ||
|
Maximum building coverage
|
0.25
| ||
|
Maximum impervious surface ratio
|
0.40
| ||
|
Minimum lot width at building setback line
|
250 feet
| ||
|
Yards
| |||
|
Front
|
100 feet
| ||
|
Side (each/total)(2)
|
50 feet
| ||
|
Rear
|
100 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
Mobile Home Park: B-12(3)
| |||
|
Minimum tract size for mobile home park development
|
10 acres
| ||
|
Maximum density (units per acre of base site area)
|
4 du/acre
| ||
|
Minimum required open space ratio
|
0.25
| ||
|
Minimum lot width for tract
|
300 feet
| ||
|
Setbacks at the perimeter of the tract
| |||
|
Front
|
100 feet
| ||
|
Side
|
75 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum impervious surface ratio
|
0.50
| ||
|
Minimum lot area per dwelling unit
|
2,500 square feet
| ||
|
Minimum distance between units
|
30 feet
| ||
|
Maximum building height
|
25 feet
| ||
|
NOTES:
| |
|
(1)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
|
(2)
|
All yards shall be 100 feet where the proposed use abuts a residential
district.
|
|
(3)
|
Approved centralized private or public water supply and centralized
private or public sewer system required.
|
[Amended 11-9-1994 by Ord. No. 79; 12-17-2003 by Ord. No. 111; 11-16-2004 by Ord. No. 119; 5-18-2006 by Ord. No. 126; 5-20-2009 by Ord. No. 137]
In all Q Quarry Districts, the following regulations shall apply.
A.
Permitted uses. A building may be erected or altered to be used,
either in whole or in part, and a lot may be used or occupied for
any of the following uses and no other, provided that such uses shall
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted, provided
that the regulations of this chapter have been met:
|
C-13
|
Municipal Building
|
|
D-1
|
Office
|
|
G-3
|
Wholesale
|
|
G-6
|
Building Materials Sales
|
|
G-7
|
Truck Terminal
|
|
G-11
|
Quarry Extraction Operations
|
|
G-12
|
Warehouse
|
|
G-13
|
Light Equipment Sales and Storage
|
|
G-14
|
Asphalt Plant
|
|
G-15
|
Ready-Mix Concrete Plant
|
|
G-16
|
Heavy Equipment Sales and Storage
|
|
H-3
|
Outside Storage
|
|
H-9
|
Temporary Community Event
|
(2)
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
|
F-1
|
Utility Operating Facility
|
|
F-2
|
Emergency Services
|
|
F-3
|
Telecommunications Facility
|
|
G-4
|
Contractor Services
|
|
G-9
|
Solid Waste Facility
|
|
G-10
|
Junkyard
|
|
G-18
|
Radioactive Materials Facility
|
|
G-19
|
Recovery of Subsurface Oil and Gas Deposits[1]
|
|
G-20
|
Oil or Natural Gas Compressor Station
[Added 2-19-2015 by Ord.
No. 157] |
|
G-21
|
Oil or Natural Gas Processing Facility
[Added 2-19-2015 by Ord.
No. 157] |
|
G-22
|
Nonregulated Pipeline
[Added 2-19-2015 by Ord.
No. 157] |
|
H-4
|
Temporary Structures and Vehicles
|
|
H-15
|
Wellhead Compressor
[Added 2-19-2015 by Ord.
No. 157] |
[1]
Editor's Note: Ordinance No. 137, adopted 5-20-2009, provided
that:
In the event that any court of competent jurisdiction declares Ord. No. 126 and/or Ord. No. 129 to be invalid or unconstitutional, and refuses to sever any of the provisions of such ordinances, § 234-47A(2) of the Zoning Ordinance shall be amended to permit use G-19, Recovery of Subsurface Oil and Gas Deposits, as a principal use upon conditional use approval.
B.
General requirements for quarry extraction operations, asphalt plants
and ready mix concrete plants. The following regulations shall apply:
Use G-11 Quarry Extraction Operations.
(1)
Application requirement for zoning permits.
(a)
All applications for zoning permits or annual renewal permits
for Use G-11, Quarry Extraction Operations, shall be made in writing
by the owner, tenant, vendee under contract of sale on a form supplied
by the municipality which shall be filed with the Zoning Officer.
The applications shall be accompanied by plans and other materials
to show compliance with the following provisions and regulations:
[1]
Except where a railroad is a district boundary line, there shall
be a berm of minimum height of 15 feet and maximum height of 50 feet
surrounding the entire property site. Berms will be required along
existing quarry faces to the extent which the Board of Supervisors
determines it feasible. The slope of the sides of the berm shall not
exceed a one to one ratio. Berms shall be planted and dusted and erosion
control measures shall be taken as may be approved by the U. S. Soil
Conservation Service. Berms shall, begin at a point no closer to a
street than the ultimate right-of-way line. No berms shall be constructed
closer than 25 feet to a district in which extraction operations are
not permitted. Planting of the berms and yard areas shall be sufficient
to screen the quarry extraction operations. Both planting and berm
construction shall be according to a plan approved by the Board of
Supervisors which shall include a reasonable timetable for completion.
Such planting shall consist of evergreens of such species and size
as will produce, within three years, a complete all season visual
screen of at least eight feet in height.
[2]
A chain link type fence at least eight feet in height surmounted
by three strands of barbed wire shall be required within the setback
area at a point no closer than the ultimate right-of-way line to be
maintained in a constant state of good repair. Appropriate warning
signs shall be mounted or posted along the fence at intervals of not
more than 100 feet.
[3]
An adequate internal circulation pattern of driveways shall
be maintained between the excavation sites and processing areas. Use
of public streets shall not be permitted for hauling between extractive
and processing areas except where required in connection with such
pattern or for weighing or for access of vehicular traffic originating
from or destined to points beyond the limits of such excavation sites
and processing areas. Access shall be regulated in accordance with
the municipal subdivision and land development ordinance.
[4]
No slope shall be maintained exceeding the normal limiting angle
of slippage of the material in which the excavation or extraction
is being made. No undercutting shall be permitted within the setback
area.
[5]
All operations shall be conducted with sufficient lateral support
to be safe with respect to hazard to persons; physical damage to adjacent
lands or improvements; or damage to any street, sidewalk, parking
area or utility by reason of slide, sinking or collapse.
[6]
Stockpiles shall not exceed 75 feet in height from the original
ground surface and shall not be located within the setback provided
for in this chapter. All reasonable precautions shall be taken to
prevent any materials or waste deposited upon any stockpile from being
washed, blown or otherwise transferred off the site by normal causes
or forces.
[7]
All drainage from the site of extraction operations shall be
controlled by dikes, barriers or drainage structures sufficient to
prevent any silt, debris or other loose materials from filling any
existing drainage course or encroaching on streets or adjacent property
or entering into any stream, pond, well, subterranean stream or other
body of water.
[8]
No ground vibration caused by blasting or machinery shall exceed
the limits established by the Act of July 10, 1957, P.L. 685, as amended,
73 P.S. §§ 164 through 168, and the rules and regulations
adopted thereunder, with the exception that no blasting shall cause
a peak particle velocity greater than 1.0 inch per second, measured
at the immediate location of any non-owned dwelling house, public
building, school, church, hospital, commercial or other institutional
building.
[9]
No parking shall be permitted in the front, side or rear yards
except parking shall be permitted behind any berm.
(b)
Any such application for a zoning permit or an annual renewal permit as hereinafter provided shall be accompanied by plans and other information to satisfy the criteria set forth in Subsection B(1)(a) above and, in addition, shall depict:
[1]
Plan of general area within a one-half-mile radius of the site
at scale of 500 feet or less to the inch with a fifty-foot or less
contour interval to show:
[2]
Plan of proposed site at the scale of 100 feet or less to the
inch with a ten-foot-or-less contour interval to show:
[a]
Basic data.
[b]
Soils and geology: groundwater data and watercourses.
[c]
Vegetation, with dominant species.
[d]
Wind data: directions and percentage of time.
[e]
Proposed usage.
[f]
Final grading by contours.
[g]
Interior driveway pattern, its relation to operation
yard and points of ingress and egress to state and Township roads.
[h]
Location and estimated amount and description of
aggregate and overburden to be removed.
[i]
Location of stockpiles and present or proposed
heights.
[j]
Ultimate use and ownership of site after completion
of operation.
[k]
Source and amount of water if final plan shows
use of water.
[l]
Plan of operation showing:
[i]
Proposed tree screen locations.
[ii]
Soil embankments for noise, dust and visual barriers and heights
of spoil mounds.
[iii]
Method of disposition of excess water during
operation.
[iv]
Location and typical schedule of blasting.
[v]
Machinery; type and noise.
[vi]
Safety measures: monitoring of complaints.
(c)
Any application for an initial permit or for an annual renewal
permit as hereinafter provided shall be initially referred to the
Planning Commission for review and to the Township Engineer for review
prior to final action by the Board of Supervisors. The Board of Supervisors,
in acting upon any original permit application or annual renewal permit
application, shall take into account the following:
[2]
The impact that the proposed operations would have upon the
health, safety and welfare of the community, including specifically
the finding that the use will not impact adversely upon the following:
(d)
No permit for any extraction operation shall issue until the
applicant shall have first demonstrated to the Board of Supervisors
that it has obtained all other permits and approvals required from
any other regulatory agency to conduct the extraction operations.
(2)
Annual renewal permit.
(a)
Each operator/owner of extraction operations within the Quarry
District shall be required to apply for and obtain an annual renewal
permit during each year of its operation.
(b)
The renewal permit application must be received by the Township
along with the appropriate fee not less than 45 days prior to the
expiration of the then-current permit.
(c)
The application shall include updated plans and other materials
showing the information required for the issuance of an original permit.
(3)
Fees. Applicants for zoning permits and annual renewal permits for
extraction operations shall pay a fee which shall be in accordance
with the fee schedule as may be from time to time adopted and amended
by the Township; provided, however, that the fee for the zoning permit
or annual renewal permit for extraction operations may not be increased
by more than 10% per annum over the fee in effect during the previous
year.
(4)
Rehabilitation and conservation requirements. The following provisions
shall apply to all extraction operations:
(a)
The owner, operator, lessee of any extraction operation shall,
at the time of application for a zoning permit, submit to the Township
its reclamation plan as submitted to the Pennsylvania Department of
Environmental Protection. No permit shall issue where said reclamation
plan provides for quarrying in areas of the site not permitted by
this chapter.
(b)
Along with said plan, the applicant shall include a timetable
for the reclamation proposed for the site in general with an actual
timetable for reclamation of slopes as may be found reasonable by
the Board of Supervisors within the setback areas.
(c)
Owner, lessee or operator of any extraction operation within
the Township shall, within six months from the date of this chapter
or receipt of a zoning permit authorizing said extraction operation,
whichever is the latter, submit a plan which shall include descriptions
and plans for suitable after-conditions or after-uses for all the
land affected.
(e)
Rehabilitation shall commence within one year following the
completion or the discontinuance for a period of one year of any extraction
operation (or the completion of the excavation of a portion of an
entire operation which can feasibly be restored separately from other
portions of the operation and which is not necessary to the operation).
Such rehabilitation shall be completed within five years from the
date rehabilitation commenced except where a longer period of time
is specifically authorized as part of the rehabilitation program.
Normal benching operations for sloping purposes shall not be construed
as requiring the commencement of rehabilitation.
(f)
Rehabilitation shall include removal of all debris, temporary
structures and stockpiles.
(g)
A layer of arable soil of sufficient depth to sustain grass,
shrubs and trees shall be provided in those parts of the operation
where feasible to do so. Grass, shrubs and trees native to the area
shall be planted thereon within six months after the providing of
arable soil.
(h)
Where the extraction operations are to be filled as part of
the rehabilitation process, no material shall be used for fill purposes
other than earth, stone, sand, concrete or asphalt.
(i)
Water accumulation upon the site may be retained after the completion
of such operations where the excavation cannot be reasonably drained
by gravity flow, provided that adequate provision shall be made to
avoid stagnation, pollution and the danger of improperly controlled
release of such waters from the site.
(j)
Upon receipt of the rehabilitation plans, the Township shall
review the plans to ensure compliance with all provisions of this
performance standard. Upon approval thereof, the Township shall issue
a certificate indicating approval of the plans as submitted or amended
and the approved plans shall be permanently filed in the official
records of the Township.
(k)
Plans may be amended from time to time by approval of the Township
upon application of the owners.
(l)
A performance bond may be required by the Township in an amount
determined by the Township to be sufficient to ensure the rehabilitation
of the affected site in accordance and compliance with the standards
for the issuance of any original permit or annual renewal permit in
accordance with the provisions of the plan of rehabilitation as submitted
pursuant to this chapter, if the bond posted with the Commonwealth
of Pennsylvania Department of Environmental Protection or other agency
is not kept in force or if the Township is not named therein. The
Township may require that the bond posted with any state agency may
not be withdrawn or reclaimed without Township approval. With the
approval of the Township and for such period or periods as may be
specified, an owner maybe permitted to post his own bond without corporate
surety.
(5)
Inspection. To ensure that the provisions of the above sections of
this chapter are strictly satisfied, the Township shall have the right
to inspect any extraction operation within its boundaries. Such inspection
or inspections, as the Township may deem necessary, may be conducted
on any working day of the year, during regular business hours.
(6)
(7)
Application requirements for zoning permits for Use G-14 and Use
G-15.
(a)
Hereafter a use listed as Use G-14 Asphalt Plant or G-15 Ready-Mix
Concrete Plant may not be established until a zoning permit issues
from the Board of Supervisors. In determining whether a zoning permit
shall issue for an asphalt plant or a ready mix concrete plant, the
application shall be referred to the Planning Commission and the Township
Engineer for review. The Planning Commission and Engineer shall make
a report to the Township Supervisors, who shall then issue a permit
upon its finding that the regulations pertinent to the said use have
been satisfied and its further finding that the said use meets the
criteria set forth herein.
(b)
Any application for a use permit for an asphalt plant or ready
mix concrete plant shall be accompanied by the following plans and
materials:
[1]
Plot plan of the site at a scale of 100 feet to the inch showing
the location and dimensions of the plant in relation to the operation
and boundaries.
[2]
Any and all permits necessary from any state or other governmental
agency which may now or in the future regulate such operation.
[3]
Satisfactory proof that all state and other governmental regulations
and guidelines pertinent to the use have been satisfied.
[4]
A plan demonstrating or illustrating the methods by which noise,
dust and the spread of toxic or hazardous waste will be controlled.
(8)
Regulations for asphalt plant and ready mix concrete plants.
(a)
No asphalt plant or ready mix concrete plant shall operate between
the hours of 10:00 p.m. and 3:00 a.m.
(b)
The asphalt plant or ready mix concrete plant shall be located
such that the land surrounding the plant shall be bermed in such a
fashion that the asphalt plant or ready mix concrete plant is not
visible at the property line.
(c)
Prior to commencement of asphalt plant and/or ready mix concrete
plant operations, all screening and berming shall be completed to
totally screen the operation from view at the property line.
C.
Area, dimensional, open space and impervious surface requirements.
|
Quarry Extraction Operation: G-11
| |||
|
Asphalt Plant: G-14
| |||
|
Ready Mix Concrete Plant: G-15
| |||
|
Minimum lot area
|
25 acres
| ||
|
Maximum building coverage
|
0.25
| ||
|
Maximum impervious surface ratio
|
0.25
| ||
|
Minimum lot width at building setback line
|
300 feet
| ||
|
Yards
| |||
|
Front
|
125 feet(1)
| ||
|
Side (each/total)
|
125 feet(2)
| ||
|
Rear
|
125 feet(2)
| ||
|
Maximum building height
|
40 feet(3)
| ||
|
All other uses (4)
| |||
|
Minimum lot area
|
1 acre
| ||
|
Minimum open space ratio
|
—
| ||
|
Maximum impervious surface ratio
|
0.20
| ||
|
Minimum lot width at building setback line
|
175 feet
| ||
|
Yards
| |||
|
Front
|
75 feet
| ||
|
Side (each)
|
30 feet
| ||
|
Rear
|
75 feet
| ||
|
Maximum building height
|
35 feet
| ||
|
NOTES:
| |
|
(1)
|
The front yard shall be measured from the ultimate right-of-way
line. No part of the front yard may be sloped or cut in any fashion.
|
|
(2)
|
The side and rear yard setbacks may be sloped beginning at a
point no closer than 50 feet from any boundary line to a point 125
feet from said boundary line. The slope shall not exceed a three to
one slope and shall be reclaimed by seeding and planting in accordance
with a plan and timetable approved by the Board of Supervisors.
|
|
(3)
|
Building height shall be applicable only to those buildings
or structures having a permanent fixed foundation or location on the
ground and shall not include machinery or other temporary structures
necessary to the operation of extraction operations, asphalt plants
or ready mix concrete plants.
|
|
(4)
|
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
|
